21 April 2023 · Delegated - Director of Planning and Building Control (Jennifer Chance)
64, Laurel Avenue, Onchan, Isle Of Man, IM3 3jq
The site at 64 Laurel Avenue is a single-storey detached dwelling on the southwest corner of a cul-de-sac in a predominantly residential area of Onchan. The proposal entails demolishing the existing flat-roof garage and conservatory, replacing the garage with a single-storey extension featuring pitched and flat roofs, …
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The officer concluded the proposal complies with General Policy 2, Transport Policy 7, and Paragraph 8.12.1 of the Strategic Plan, which presumes in favour of extensions without adverse impact on adja…
General Policy 2
General Policy 2 (b) (c) (g) (m) (n) requires development to respect amenity, character, highway safety, and parking. The officer assessed the proposal as compliant due to neutral impacts on house character, streetscene, neighbouring amenities, and sufficient parking.
Transport Policy 7
Transport Policy 7 and Appendix 7.6 address parking and highway safety. Compliance confirmed with two parking spaces remaining and Highway Services' confirmation of no negative impact.
Paragraph 8.12.1 of the Isle of Man Strategic Plan
States presumption in favour of extensions without adverse impact on adjacent property or surrounding area; number of bedrooms not evidence of overdevelopment. Officer applied this directly, finding no adverse amenity impacts from overlooking, overshadowing, or overbearing effects.
Time limit
The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.
no objection
does not oppose this application; no significant negative impact upon highway safety, network functionality and/or parking
no objection after the site passed a percolation test and a soakaway is to be installed
Highway Services and Manx Utilities (MUA Drainage) raised no objections to the application with advisory comments and eventual satisfaction after percolation test; Onchan District Commissioners recommended approval; neighbour representations objected on privacy, overlooking, and overdevelopment grounds.
Highway Services HDC
No ObjectionAfter reviewing this Application, Highway Services HDC finds it to have no significant negative impact upon highway safety, network functionality and /or parking.; The Applicant is advised to consider the provision of cycle parking and an electric vehicle charging point to aid Active Travel and net zero objectives.
Manx Utilities Drainage
Conditional No ObjectionManx Utilities are satisfied with the percolation test just to bear in mind that the soakaway will not be over the public sewer.; If soakaways are going to be used you will need to demonstrate that the ground is suitable for a soakaway by carrying out a percolation test. We will need to see a copy of this before we can support the application.; we have no separate surface water drainage in the area therefore we will not allow the SW into the combined system.
Conditions requested: soakaway will not be over the public sewer
Onchan District Commissioners
SupportThe Commissioners would recommend that the application be APPROVED for planning purposes only.
